Renovated · Extended · Private Pool

The property scores a modest 57 on our internal overall rubric, driven by a solid location score of 64 and a price‑to‑market discount of 4%. At AED 13.5 million (USD 3.68 m) for 6,600 sqft the price per sqft is AED 2,045, which sits below the implied district median, reinforcing the under‑price narrative. The internal gross yield estimate of 5.7% is attractive for a ready‑to‑move villa, though investors should remember that net returns will be 1–2 points lower after service charges, vacancy and management fees. The limited transaction data for Dubai Sports City (sample size 0) introduces liquidity uncertainty, and the short five‑day market exposure suggests the seller may be motivated to close quickly. Nonetheless, the combination of price discount, respectable gross yield and a ready status makes the asset a reasonable addition for investors seeking cash‑flow in a growing sub‑market, provided they verify the title and recent comparable sales.

Confirm the price per sqft gap against the Dubai Land Department transaction register and use the 4% market discount as a negotiation lever. Emphasise the 5‑day market exposure to press for a further concession, but request a full title search and recent comparable sales before finalising the offer.

With no recent transaction data, market signals are muted. Activity is expected to remain modest, driven by existing inventory and any new off‑plan projects that may launch. Investors should monitor broader Dubai trends for any spill‑over effects.